First Time on the Market in 111 Years for this West Ridge Mansion: 2100 W. Pratt Boulevard
This 5-bedroom vintage colonial at 2100 W. Pratt Boulevard in West Ridge came on the market in January 2011.
The listing says it is the first time the home has been listed in 111 years.
Built in 1900, the listing says it was a summer home and took four years to complete.
The 12,000 square foot home has hardwood floors throughout and 5 fireplaces.
Built on an oversize 187×150 lot, there is a 3-car garage which the listing says was also the original chauffeur’s quarters.
20 years ago an indoor pool was also added to the house.
The kitchen has white cabinets and some white appliances with black counter tops.
There is central air.
The house sits across from Warren Park’s golf course.
Can this neighborhood sustain this price point?
Lydia Memeti at Re/Max City has the listing. See the pictures here.
2100 W. Pratt Boulevard: 5 bedrooms, 4 baths, 3 half baths, 12,000 square feet, 3 car garage
- Last sold in 1900
- Lis pendens foreclosure filed in October 2010
- Originally listed in January 2011 for $2.45 million
- Currently still listed for $2.45 million
- Taxes of $14,225
- Central Air
- Indoor Pool
- 5 fireplaces
- Bedroom #1: 20×26 (second floor)
- Bedroom #2: 15×15 (main floor)
- Bedroom #3: 14×12 (main floor)
- Bedroom #4: 20×19 (second floor)
- Bedroom #5: 17×10 (second floor)
You’d think for such an expensive list you’d get a well written an coherent MLS description.
listing fail (awful pictures, typos, mis-spelling)
awesome house though, great find Sabrina!
This place is like a vintage lovers wet dream
I was expecting a lot worse on the inside, to be honest. Really hard to guess what this one might be worth, and a lot of due diligence and inspections will be required. It looks to be in quite good shape, so something above $2 million seems possible.
“Can this neighborhood sustain this price point?”
No.
Is this a short sale or pre-short sale?
If it hasn’t been on market for 110 years how is it a foreclosure.
WTF…did a 5-year old write the listing remarks? I’ve never seen anything like that!
That is the worst listing I’ve seen at this price point. They should consider spell check. Interesting house. I’m assuming the foreclosure is due to a home equity loan taken out on it. I think it probably sells for $1.7 or so.
for the history on the how this home and surround homes were zoned/built
http://forgottenchicago.com/features/chicago-areas/edgewater-golf-club/
and WTF,
“Lis pendens foreclosure filed in October 2010”,
did someone leverage the inherited family mansion to fund a lifestyle?
Holy crap that is the most incomprehensible listing I’ve ever read.
And how would you like to be the a-hole who blew the family mansion. Whoopsie! lol
“ltcaffey on March 14th, 2011 at 10:14 am
If it hasn’t been on market for 110 years how is it a foreclosure.”
Three words: Cash-out refi.
lol i didnt even notice this was a forclosure, what an IDIOT using this house and family heirloom as an ATM
So did a bishop hold mass in the basement? What? Pre-pool, I assume? And is that really the best picture they could get of the pool and hot tub? They could have at least removed the covers. Staging fail.
I like the fact that Sabrinas picture is 1000x more presentable than the listing. Maybe they didn’t want buyers to know about the soffit falling off the house.
mortgage being f/c’d has a face amount of $1,014,000. There’s a second for $500k, too. Both from 2006.
I used to live down the street from this house and it always stood out! I too am surprised at how decent the condition is inside, but it is hard to imagine nearly $2.5 million in this neighborhood. I couldn’t imagine even 2MM here…
if only this listing had a box of Special K in one of the pict….oh, yep there it is.
it’s official. this listing has everything.
Neat house, awful listing. I wonder what the relevance is to bishops and basements and electrical service but I am sure there is a joke somewhere…
Not sure what theoatmeal would describe as a “withalot” but you all should enjoy the mythical creature known as The Alot.
http://hyperboleandahalf.blogspot.com/2010/04/alot-is-better-than-you-at-everything.html
“it’s official. this listing has everything.”
but now the questions is does it have a graco pack-n-play by the front door? oh wait it does
where do i send my check?
Oh my. I’m not sure how they did it, but I believe there are more grammatical and spelling errors than there are letters in this listing.
“build in 1900 as summer home it took 4 years to build 12.000 SQF ELEGANT COLONIAL ACROSS FROM WARREN PARK’S GOLF COURSE (LOT SIZE 187X150) Avai l for FIRST TIME IN( 111) YEARS! THE 3 car garage had the chauffeurs quat with bath. 20 years ago was added the indor pool basement was used mass by bishop shean elct 200 amp. home withalot off history , 5 orig, firplc hardwd floors thru out a?c gas forst air”
This listing makes me so sad. What on earth could make someone with children (pack’n play, bunk beds) use a family inheritance like an atm machine? They and their children could have lived out the rest of their lives in this home without ever paying a mortgage.
Who is more to blame: the owners or the unscrupulous mortgage practices which encourgaged people to use their homes like atms?
“THE 3 car garage had the chauffeurs quat with bath.”
Well thats just a deal breaker, I’m not dropping anywhere near 2 mildo on a house without a “chauffers quat with bath”
and what happened to it? did someone steal the quat?
200 amp service with over 12,000 sf. They’re kidding, right?
listing = auto correct FAIL
This is especially disappointing when the listing comes from Chicago’s top agent for the last 10 years.
“This listing makes me so sad. What on earth could make someone with children (pack’n play, bunk beds) use a family inheritance like an atm machine?”
one word …… MEDICAL BILLS!!!!!!
not saying this is the case (or that i used two words) but i have seen it happen before. Medical bills can ruin a family quicker than countrywide could write a loan in 2006.
The gas forst air is certainly a plus.
Misplaced space – s/b “chauffeur squat with bath”
“bishop shean elct” — side-business?
Interesting that the site Groove posted says it was built in 1913. Since that site has information like the architect and original price, I’m going to believe it over the crappy listing’s claim of 1900.
lol…stop with the spell checking. But, seriously why didn’t the dude just sell it in 2006 if he wanted all that cash? The clutter inside is appalling.
Seller is a Moron
Listing agent is a Moron
Nation of Morons
“The clutter inside is appalling.”
You can’t come over to my house, then.
this should be called the house of too many chairs
I am shocked that nobody really ever discusses true maint./ongoing costs of any of these places – people don’t realize that these costs could actually be much higher than the mortgage costs/purchase price but yet all people ever do is discuss purchase price.
For example, let’s say that you get this particular house for free (under the condition that you can’t sell it and have to live in it for 30 years). I am sure everyone here would think that was a great deal -…. that is until they realize it costs 800/month for electric, 1200+/month in taxes, and probably at least another 1000+/month in other costs (lawn care, pool maint., gas, cleaning supplies, etc.). Now, add the costs of a new roof, windows and generalized repair for a house that size and divide by 30. I bet, all in all, you are looking at 6-7k/month even if the entire house is paid off. Even if you got this house for free, it is probably more expensive than if you bought that other house featured today in forest glen at full price.
When I think of $2.5MM worth of house I think of presidential-esque estates like this.
“I am shocked that nobody really ever discusses true maint./ongoing costs of any of these places – people don’t realize that these costs could actually be much higher than the mortgage costs/purchase price but yet all people ever do is discuss purchase price. ”
When I buy a place like this clio I’ll hire you to be my maintenance man. 30k/year no benefits.
thanks groove
#
Groove77 on March 14th, 2011 at 10:31 am
for the history on the how this home and surround homes were zoned/built
http://forgottenchicago.com/features/chicago-areas/edgewater-golf-club/
since there is so much speculation going on here anyway & without information (did the heir gamble away the money cashed out, spend it on sick kid, invest in a business . . .), let me throw out the idea that perhaps it’s not an heir. The listing says “first time on market”, but for unique properties like this it’s certainly possible that it sold multiple times in private sales.
“The listing says “first time on market”, but for unique properties like this it’s certainly possible that it sold multiple times in private sales.”
Second.
Also, given the overall quality of the listing, why is anyone relying on the accuracy of that statement for *any* reason?
if everyone else is going to speculate. I’ll take whats hookers and cocaine for 1000 alex.
Can’t locate PIN for this house.
@ Clio, I think none (most?) of us here have ever lived in such a huge property so we really don’t have a clue about the costs. You are right though that the costs can kill you. Actually that is one of the reasons many old families in Europe make their family homes accessible to public as museums.
“Can’t locate PIN for this house.”
Assessor has address as 2110. Redfin has the correct pin.
This listing is a real estate p0rnstar.
I am very familiar with this beautiful house as I live about a mile away on Pratt. It really is a rare beauty, inside and out. But there is NO WAY anything in west or east Rogers Park is going to sell for anything like $2.4M. Maybe in 2005 for about 3 minutes, yeah, but that was a strange moment not likely to be repeated any time soon.
There is a much newer mansion in a better section of W. Rogers Park, huge and beautiful, that was built c. 2005 and offered at $2.7M, and has still not sold even though the price has dropped to $1.7M.
And, as Clio points out, houses like this are outrageously expensive to heat, furnish, and maintain. Even if you inherit a place like this , you need an income of at least $300K a year to live comfortably in it.
By the way, this is not a new listing. This house has been for sale for almost a year. This place has been relisted.
I’ll agree with Laura that this is NOT an ideal location in West Ridge either. It is across from the park…but that is about the only plus. Who will pay this amount of money to live a block or so away from S&C Electric and the lovely J.J. Peppers at Ridge and Pratt? It was a fine location for my first apartment when I graduated college, but not for a multi-million dollar mansion for a wealthy family. Evanston is a pretty close and far nicer!
Im thinking of tossing a low ball offer on it.
“By the way, this is not a new listing. This house has been for sale for almost a year. This place has been relisted.”
Not that I’ve been able to find in the public records (which are pretty good about the previous listings.) Maybe someone with the MLS can enlighten us.
“I am shocked that nobody really ever discusses true maint./ongoing costs of any of these places – people don’t realize that these costs could actually be much higher than the mortgage costs/purchase price but yet all people ever do is discuss purchase price.”
Clio- this discussion reminds me of the winners of the HGTV “dream house” contest every year. The “winners” almost always have had to sell the house because they can’t afford the taxes, heating/cooling and maintenance. It can be thousands a month.
Sabrina – that is so true. I really hope people can learn through others mistakes – big properties look glamorous but are not worth the expense. Many people have visions of cocktail parties, pool parties, etc. – but in reality, how many of those parties are you really going to throw – 3-4/year. For those few times, just rent out a restaurant room or private pool – it would be cheaper and you don’t have to deal with the clean up and broken furniture. This is why I LOVED living at the Drake – if I had guests, I would greet them in the grand lobby, take them to the lounge area for cocktails, and then go out to dinner – no clean up and minimal expense. Also, you get to use the Drakes’ amenities (including the gym, hotel services) without paying extra. Guests can stay at the hotel and you don’t have to deal with making up a room in your house, etc. When you look at the benefits, I don’t know why the concept of hotel/condo combinations hasn’t really taken off.
Sabrina the biggest reason the HGTV winners have to sell the house is actually the sweepstakes tax – if you won last fall’s house (a NYC W Hotel condo) you had to pay $500K in tax on the prize by April 15th of this year. Yes the cost of living in the home is high but the cost of winning it is what does it. In fact I think only one winner has ever actually lived in the home, and sold it quite quickly. The winners have an option to take the home or a cash alternative, worth about half the value of the house but obviously with less tax too.
You wouldn’t pay this kind of money in the south end of Evanston, either. In fact, you’d much rather live in Rogers Park than the south end of Evanston.
It really shouldn’t be difficult to calculate the costs of heating and maintaining a place like this, and know that it’s way over the head of anyone who isn’t high income. Just figure what you spend per cubic foot heating your own 1200 sq foot with 9′ ceilings.
The taxes are reasonable- I have a friend in West Rogers Park who pays $15,000 a year for a much smaller house that now sells for about $500K. That means they will most likely increase at the next sale.
“The taxes are reasonable- I have a friend in West Rogers Park who pays $15,000 a year for a much smaller house that now sells for about $500K.”
i really dont think the taxes will stay at 15k if this sells at 2.5mil.
gotta love crook county a mansion on a 187×150 historic lot is 14k for taxes when a 3br condo in lakeview is 10k, dear gosh why do i still live in this state?
also i may be the only one hear who believes the 2mil price tag is reasonable? Look you are getting a historic lot 8x the standard width and a huge structure on it (Yes it needs work),
where else in the city is there a 187×150 lot? (englewood and washington dont count because of combining empty lots and getting shot).
get a good lawyer apply for historic restoration and get a tax freeze for i think 11 years
If groove had the money and ties to the hood i would totally buy this place in a minute.
but i guess i am cut from a different cloth, as most would choose 3804 janssen, never cross western ave, cant wait till a potbelly’s opens up in “walking distance”, that going to a cubs game is still fun, and belive that their coveted GZ is “diverse”.
I have to wonder if, with state-of-the-art insulation and energy optimized mechanicals, the high costs of operating a huge home could be reduced significantly. My impression is that;
old “mansions” are poorly insulated and energy inefficient, but back then, who worried about heating/cooling costs? If you were rich enough to buy the home, you were rich enough to up keep it.
modern “mansions” suffer the exact same problem, because of the same notion; you can afford to buy it, you can afford to heat it.
I’d propose that for every high-end home with an outdated kitchen or bath, the first money spent on it should be to modernize and upgrade insulation, windows, mechanicals, to be more energy efficient as the priority. The cosmetic fixes can wait.
How many homes do we see on here that boast “zoned heating/cooling”, “high efficiency HVAC”, “insulated to R-XX”, “solar boosted xxxx system”, or whatever? Retrofitting insulation, replacing crappy windows, that’s what could make these homes more manageable, as energy costs continue to rise.
Maybe one of our renovating types can pipe in here. (and, has anyone done icynene spray foam insulation, as a retrofit?)
This listing may feature an enormous lot with an enormous house, but the purchase price is only the start of an extremely expensive ownership for the future purchaser. Aside from carrying costs, and surely taxes will more than triple, the house itself is likely to require a gut-rehab replacement of all electrical, plumbing, and mechanical HVAC equipment, none of which appreciably enhances resale value, new kitchen and several baths, probable new roof and plaster repairs, probable mold remediation associated with a swimming pool in basement (supremely dumb idea).
Someone who can afford house and required repairs is also someone unlikely to desire this middling neighborhood. Immediate blocks are nice, and contain vintage homes, but east of Ridge’s Rogers Park area contains multi-family density of transient low-income population with relatively high crime rate and gang-activity. West of Western is relatively boring and underserved multi-ethnic multi-income West Rogers Park mix of multi-family and single-family with some dis-investment occurring. Anyone affording a $4 million house here will be “living in a bubble” with little interaction with neighborhood itself.
So why not buy a “toothbrush ready” $4 million house elsewhere, whether in suburbs or in Green Zone? This house will sell nearer to $800,000, wait and see, and it still won’t be a “deal” or a “trophy house”.
Maybe a church congregation or cultural center will buy house for its non-profit use; seems most likely purchaser for this location for this size property. Do Scientologists need a Rogers Park location?
I don’t think this place needs complete replacement of all mechanicals and the kitchen is OK, if not spectacular. No big deal, because you don’t buy a house like this to live in the kitchen.
But it was built at a time when coal cost $4 a ton. It doubtless needs complete weatherization in view of higher energy bills to come (as does about 90% of the city’s housing stock in all brackets).
At least it doesn’t have a tile roof.
You are correct architect. This guy too broke to keep up maintenence probably.
Ha that’s funny i had a friend who won a car but had to sell it the next year because of taxes. He was right out of college so he had no money, and couldn’t come up with the scratch or the taxes for his newly won muscle car. Poor guy 🙁
“How many homes do we see on here that boast “zoned heating/cooling”, “high efficiency HVAC”, “insulated to R-XX”, “solar boosted xxxx system”, or whatever?”
Practically none unfortunately, it’s a hard sell when most people just care about how nice the kitchen and bathrooms are. Personally I wouldn’t buy an sfh unless it’s well documented like 1610 N Honore for example (id rather build or gut rehab myself instead) http://www.redfin.com/IL/Chicago/1610-N-Honore-St-60622/home/13355508
“Ha that’s funny i had a friend who won a car but had to sell it the next year because of taxes. He was right out of college so he had no money, and couldn’t come up with the scratch or the taxes for his newly won muscle car. Poor guy ”
Sucks, too, because he had to pay taxes on the new price but likely only got the used price for it on sale.
The smart approach to winning a house or a car (when the cash prize is much less, and you can’t afford the taxes or don’t want to keep it) is to turn around and sell it, which will establish the income tax you owe on the original prize, since it’s treated as ordinary income and you can determine the value based on the fair market value at which you sell it in an arms’ length transaction.
I understand that people want to turn this into “I know about owning huge houses, you don’t” but you easily get utility cost disclosures during a real estate transaction. I am sure that this place is in need of some needed rehab, but I don’t see anything that would put this outside of normal maintenance/repair estimates for single-family homes of probably around 1% of purchase price per year. Landscaping/lawn work is pretty cheap and I consider it pretty much like housecleaning – do it yourself or pay someone to do it, but don’t act like it’s a huge expense if you’re smart about it. Pool maintenance on an indoor pool should be pretty cheap and easy.
Overall, there will always be people who pay way too much for services because they don’t shop, can’t evaluate diverse offerings and can’t, won’t or just don’t negotiate.
Maybe Mesirow should step and buy it for its mental health non-profit shut out of R+D 659 ….
“Maybe a church congregation or cultural center will buy house for its non-profit use; seems most likely purchaser for this location for this size property. Do Scientologists need a Rogers Park location?”
“Sucks, too, because he had to pay taxes on the new price but likely only got the used price for it on sale.”
yep, so basically he got to use a car for a year for “free”
“Sabrina the biggest reason the HGTV winners have to sell the house is actually the sweepstakes tax – if you won last fall’s house (a NYC W Hotel condo) you had to pay $500K in tax on the prize by April 15th of this year.”
Schooled.
Makes sense too. I know a firm that sponsors a charity golf outing with a hole in one car giveaway. Guy actually hit it one year but couldn’t pay the tax so he forfeited the car. I believe that is why the insurance is written / priced so well for that sort of thing.
Groove,
Quality link on forgotten Chicago.
I love the Ogden piece on that site. Makes me chuckle whenever I see an overpriced ELP manse on a funky angle near the former right of way.
Wow, I know this house. I grew up in Rogers Park in the 70s and I was always curious about it. Homes on Pratt between Ridge and Western are quite nice and, I think, command a decent price. But that’s a pretty big price tag — especially given the economy. Perhaps that number would have flown in 2006. It will be interesting to see how this sale evolves.
I don’t know how the neighborhood is anymore, but the eastern part of RP where I was raised was a little sketchy. Anything west of Clark was pretty nice. Anything west of Ridge was usually really nice. I wish ’em luck.
The neighborhood is not so great anymore, and W Rogers Park condos and houses are dropping in price more quickly than those in E. Rogers Park, which is slowly recovering as a neighborhood though it is not recovering in prices.
W. Evanston (west of Chicago Ave) is still worse. The W Rogers Park, W Ridge, and W Evanston neighborhoods are experiencing gang problems and other quality-of-life issues. There are still many nice places and people are trying very hard to rescue these neighborhoods with their beautiful buildings and houses, but there are too many low-quality rentals in the area that attract many undesirable residents with criminal backgrounds.
Properties around there are great opportunities for childless people, but I’d rather raise kids someplace where I could give them more physical freedom.
Hi Laura.
I’m raising two kids just South of Warren park from this house. We are doing just fine. As are my many friends with kids North and West of the park.